It is 10 years ago since I bought my house in Kingston Park. Conveyancing solicitors have recently been appointed on the sale but I can't locate my title documents. Will this cause complications?
Don’t worry too much. First the deeds may be retained by the lender or they may be archived with the lawyers who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Kingston Park relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
My mortgage company has suggested a law firm on their panel based in Kingston Park but I would rather use a conveyancing lawyer in Kingston Park local to me. Can you help?
Not all Kingston Park conveyancing practitioners are on all lender’s conveyancing panel. Please make the most of our search tool to choose a Kingston Park conveyancing firm on the on the bank panel.
How can we know in advance if a Kingston Park conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Kingston Park obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Kingston Park solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase house in Kingston Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kingston Park solicitor is on the Clydesdale conveyancing panel.
I have been told that property searches are the number one reason for hinderance in Kingston Park conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Kingston Park.
I'm buying a new build house in Kingston Park with a mortgage from Nottingham Building Society. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my lawyer about this extras as it will affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Having had my offer accepted I require leasehold conveyancing in Kingston Park. Before I get started I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Kingston Park - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a ground floor flat in Kingston Park, conveyancing formalities finalised July 2010. Can you work out an approximate cost of a lease extension? Similar properties in Kingston Park with over 90 years remaining are worth £165,000. The ground rent is £50 per annum. The lease finishes on 21st October 2104
With just 78 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.